LAND TITLING A Road Map for India

LAND TITLING
A Road Map for India
Vinod K. Agrawal, I.A.S.
Principal Secretary, Revenue (R&S),
Govt of Telangana
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Where are we
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Insecure Title : Loss of GDP
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Title & Boundary Disputes : Costly litigation
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Single Task-Multiple Processes
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Land Records in pathetic condition
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Difficult accessibility to public and interest groups
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Revenue centric records
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Guaranteed Titling System
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Public record of titles: conclusive
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Entries need to be always correct and true
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Entries in this record are guaranteed
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3 Principles - Curtain
Torrens
- Mirror
- Insurance
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Pre-Requisites
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Reasonably accurate description of property
- Boundaries and location: cadastral surveys
- Unique ID
- Unified graphical and textual data
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A central register of titles for all properties
- Final and conclusive: unassailable or indefeasible
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Transfer of property only by ‘registration’
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Auto updation
- Change in record integral to transaction ( no
mutation)
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Various models of Titling
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Systematic Titling
- First registration of title suo moto
- In a campaign mode.
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Incremental – Compulsory
- Compulsory certification of title before transfer
- Entry into Register of Titles
- Subsequent transfers under title registration system
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Incremental – Optional
- First registration on application : optional
- Subsequent transfers under TRS
- Both title and deed registration systems exist parallelly
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Land Titling Models -Pros and Cons
Systematic
Incrmtl. – Com.
Incrmtl.- optional
Short
Long
Very long
10 - 20 years
100 - 150 years
> 200 years
Cost
Least
Higher
Highest
Incidence
Suo-Motu
Only when property
comes for transfer
Only on application
Coverage
All properties
Time
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Imperfect titles : illegal Title/Deed registrations
transfer
run parallel
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Recommended model
…………………
Systematic Titling
•History
of systematic settlements and resurveys
Settlement process upgraded is Titling
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•
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Low cost and time
One time operation
Resurvey and Titling can go hand in hand :
Cost and time further reduced
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
A fourth model-Systematic Selective
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Resurvey not mandatory : only Unique id enough
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Titling of properties with clean history: virgin titles
- Flats, Government allotments, UDAs etc.
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Government suo motu creates title register
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Subsequent transfers : under TRS
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Less cost, time & effort to implement
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Only partial coverage
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Unique id : an issue
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Administrative Set up
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Available options
- An Independent Department
- Independent Authority
- Corporation
Recommended Independent Authority
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National Land Titling Authority
- Lays down broad parameters, methodology &contents
- Provides technical & policy support
- Monitors implementation & utilization of funds
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State level authorities.
- Work under over all supervision of NLTA
- Detailed planning, designing & implementation
- Subsequent maintenance, operation & updation
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Legal changes: Necessity
• No record of Titles: Caveat emptor
• Revenue records – Presumptive - Indian Evidence Act
• Registration of deeds – Registrar to register whatever is executed
Indian Registration Act
• Transfer of property by ‘contract’ and not by ‘regn’
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Transfer of Properties Act
• Much information having bearing on title not in public domain
GPA, equitable mortgages, succession ,etc
• Information in public domain - not easily accessible
e.g. Civil disputes, L.A. notifications, pending actions etc
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Legal changes: options
Two options
• Amend all the relevant Acts
Transfer of Properties Act, Indian Evidence Act, Indian
Registration Act, RoR Act, Others – ( L.A.Act, Negotiable
instruments Act, Civil court Procedures ,etc)
• Enact a new law with overriding provisions – Land Titling Act
Advantages:
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a. Convenient
b. Definitive
c. Less time taking
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Legislative competency
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Subject
Domain
Constitutional provn.
Land including rights in and
over Land
State
Govt
Entry 18 in list - II of seventh
schedule
Maintenance of Land records
and survey for revenue
purposes and RoR
State
Govt
Entry 44 in list - II of seventh
schedule
Transfer of property… Registration of deeds and
documents
Union +
state
Govt.
Entry 6 in list - III of seventh
schedule
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Legislation: options
A. State legislates – President gives assent - Art. 254 (2)
B. Two or more states request Parliament - Art. 252 (1)
- Parliament makes a legislation
- States adopt through their legislatures.
C. GOI makes model law –
- States legislate & President gives assent
- only facilitates states in drafting the law
Option ‘B’ is recommended
Ready states can start with ‘A’
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Legal frame work
- Legislation : broad, all encompassing , substantive
- Procedural part : rule making power of states
- Futuristic in nature
- Enabling provisions for future add-ons
Guarantee , Insurance etc
.
- Allow modular implementation
- Flexibility of both the options – systematic + selective
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
ROADMAP- states
- Issue in-principle approval
- finalise model and design
- Proposal to GOI with detailed estimate
- Pass the Law and send to President for assent
- Decide administrative set-up
- Establish land titling centre
- To be R&D centre and knowledge repository
- Organise think tank meetings
- Technical advise and expertise
- Communications & awareness building
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LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
ROADMAP – G o I
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Declare national priority : allocate resources
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Enact the Law
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Set up admin infrastructure : National LT Authority
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R & D and capacity building: Set up National Institute
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Identify pilots
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Build awareness : create demand
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Rewrite processes : write software
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Take up large scale resurveys
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
Till the new law comes
1. Make Registration Dept nodal point for all information
A. Information not in public domain
- GPAs, Eq mortg., Successions, Mutations, Statutory Charges etc.
B. Information in public domain but dispersed
- Civil Disputes, LA notn.s, Pending actions, Govt. transactions
(alienations, assignments, regularizations, lease etc.)
2. Survey / Sub-division record - compulsory for regn.
- Problems of urban survey record….. Google photos ?
3. Use only unique ID of the property
- Layouts to be incorporated in survey records
4.
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Bring copy of RoR to Registrar
LAND TITLING - A Road Map for India
-Vinod K. Agrawal, IAS
[email protected]
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